1622 W 9th St · Freeport, TX 77541

$129,000

3 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 163 Days on market

Built 1950 0.26 ac lot $95/sqft · 14% below area Est $151k · 14% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.0/30.0
• ARV discount +14.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.9/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 2 full-bath home featuring a 1-car garage and a well-designed layout perfect for comfortable living. Enjoy two separate living areas, offering plenty of space for relaxing, entertaining, or creating a home office or playroom. The home includes washer and dryer hookups conveniently located inside, adding everyday ease and functionality. Its prime location puts you within walking distance to all grade-level schools, making it an excellent choice for families. Best of all, you’re just a 10-minute drive to the beach, allowing you to enjoy coastal living without sacrificing convenience. This home combines space, location, and lifestyle don’t miss this great opportunity!

Key facts

• 0.26 acre lot
• Garage
• Built 1950

Tags

• TWO SEPARATE LIVING AREAS
• WASHER AND DRYER HOOKUPS
• WALKING DISTANCE TO SCHOOLS
• 10 MINUTE DRIVE TO BEACH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $68 ($814/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.8% in Freeport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#1,205 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Brazosport ISD (suburban): math 43% / reading 41% proficiency, ranked #305 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 590 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 7.7

CMA / ARV

• ARV (median comp): $150,836
• List price: $129,000
• Delta: -14.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1427 W 7th St	0.19mi	3/2.0	1,368 (+1%)	1mo	$145,000	$106	88
1502 W 11th St	0.18mi	3/2.0	1,293 (-4%)	5mo	$179,999	$139	80
1530 W 10th St	0.09mi	4/2.0 (+1)	1,453 (+7%)	1mo	$184,900	$127	78
1510 W 11th St	0.16mi	3/1.5	1,201 (-11%)	2mo	$159,000	$132	70
1623 W 6th St	0.17mi	3/2.0	1,172 (-13%)	1mo	$174,000	$148	68
923 W 9th St	0.60mi	3/2.0	1,391 (+3%)	4mo	$197,495	$142	64
922 W 11th St	0.61mi	3/2.0	1,383 (+2%)	8mo	$149,900	$108	62
1026 W 5th St	0.58mi	3/1.0	1,392 (+3%)	10mo	$89,900	$65	56
1318 W 5th St	0.38mi	2/1.0 (-1)	1,211 (-10%)	5mo	$82,500	$68	51
1118 W 11th St	0.44mi	4/2.0 (+1)	1,520 (+12%)	4mo	$178,000	$117	50
930 W 6th St	0.63mi	4/2.0 (+1)	1,451 (+7%)	11mo	$180,000	$124	45
826 W 12th St	0.70mi	4/2.0 (+1)	1,430 (+6%)	11mo	$210,000	$147	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-16,472
• Equity at exit: $19,234

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-8,327
• Equity at exit: $11,154

Cash invested: $36,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77541

• Home prices YoY: -29.3%
• Active inventory: 590
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$242 /mo · $2,903/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $68

Break-even live

Break-even rent $1,315

Max offer price $129,000

Occupancy floor 90%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Yaupon St Unit ST402 Freeport, TX	3.0	1.0	1050	$1,150	$1.10	44d	1	0.34mi
102 North Avenue A Unit A Freeport, TX	2.0	1.0	936	$995	$1.06	44d	1	0.84mi
527 W 8th St Freeport, TX	3.0	1.0	950	$995	$1.05	44d	1	0.95mi
102 North Avenue C Unit C Freeport, TX	4.0	2.0	1500	$1,550	$1.03	44d	1	0.97mi

Listing history 22 events

1. 2026-06-18
   days on market $129,000 Active 163 DOM
2. 2026-06-17
   days on market $129,000 Active 162 DOM
3. 2026-06-16
   days on market $129,000 Active 161 DOM
4. 2026-06-15
   days on market $129,000 Active 160 DOM
5. 2026-06-13
   days on market $129,000 Active 158 DOM
6. 2026-06-09
   days on market $129,000 Active 154 DOM
7. 2026-06-08
   days on market $129,000 Active 153 DOM
8. 2026-06-07
   days on market $129,000 Active 152 DOM
9. 2026-06-04
   days on market $129,000 Active 149 DOM
10. 2026-06-03
    days on market $129,000 Active 148 DOM
11. 2026-06-02
    days on market $129,000 Active 147 DOM
12. 2026-06-01
    days on market $129,000 Active 146 DOM
13. 2026-05-31
    days on market $129,000 Active 145 DOM
14. 2026-03-16
    price $129,000 721-char remark

    Show marketing remark (721 chars)

    Welcome to this spacious 3-bedroom, 2 full-bath home featuring a 1-car garage and a well-designed layout perfect for comfortable living. Enjoy two separate living areas, offering plenty of space for relaxing, entertaining, or creating a home office or playroom. The home includes washer and dryer hookups conveniently located inside, adding everyday ease and functionality. Its prime location puts you within walking distance to all grade-level schools, making it an excellent choice for families. Best of all, you’re just a 10-minute drive to the beach, allowing you to enjoy coastal living without sacrificing convenience. This home combines space, location, and lifestyle don’t miss this great opportunity!

15. 2026-01-06
    listed $134,900 Active 721-char remark

    Show marketing remark (721 chars)

    Welcome to this spacious 3-bedroom, 2 full-bath home featuring a 1-car garage and a well-designed layout perfect for comfortable living. Enjoy two separate living areas, offering plenty of space for relaxing, entertaining, or creating a home office or playroom. The home includes washer and dryer hookups conveniently located inside, adding everyday ease and functionality. Its prime location puts you within walking distance to all grade-level schools, making it an excellent choice for families. Best of all, you’re just a 10-minute drive to the beach, allowing you to enjoy coastal living without sacrificing convenience. This home combines space, location, and lifestyle don’t miss this great opportunity!

16. 2017-10-23
    soldstatus
17. 2017-10-22
    status Pending 192-char remark

    Show marketing remark (192 chars)

    Property did not flood during Harvey. Investors, with some TLC this property can really be a home run! Quiet neighborhood in an excellent rental market, come see this property before its gone!

18. 2017-10-19
    soldstatus Sold 192-char remark

    Show marketing remark (192 chars)

    Property did not flood during Harvey. Investors, with some TLC this property can really be a home run! Quiet neighborhood in an excellent rental market, come see this property before its gone!

19. 2017-10-19
    soldstatus

    Show marketing remark (192 chars)

    Property did not flood during Harvey. Investors, with some TLC this property can really be a home run! Quiet neighborhood in an excellent rental market, come see this property before its gone!

20. 2017-10-10
    status Option Pending 192-char remark

    Show marketing remark (192 chars)

    Property did not flood during Harvey. Investors, with some TLC this property can really be a home run! Quiet neighborhood in an excellent rental market, come see this property before its gone!

21. 2017-09-29
    listed $49,900 Active 192-char remark

    Show marketing remark (192 chars)

    Property did not flood during Harvey. Investors, with some TLC this property can really be a home run! Quiet neighborhood in an excellent rental market, come see this property before its gone!

22. 2017-09-29
    listed $49,900

    Show marketing remark (192 chars)

    Property did not flood during Harvey. Investors, with some TLC this property can really be a home run! Quiet neighborhood in an excellent rental market, come see this property before its gone!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,903 · $242/mo
• Projected year-2 tax: $2,903 · $242/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,807
• − Mortgage interest: −$7,226
• − Property taxes: −$2,903
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$3,753
• Taxable loss: −$1,206
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $1,104/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Brazosport ISD
• NCES district ID: 4811190
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $57,024
• Composite: 36.84/100
• National rank: #4557
• State rank: #305 of 826 in TX

Livability — Freeport

• Score: 58/100
• State rank: #1205
• US rank: #21044

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeport, TX
• County: Brazoria County · 374,982 people
• City population: 16,996
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,996
• Household income: $66,507
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 354.0

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 47% White 38% Two or more races 23% Black 12%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 71% English-only · Spanish 29%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.12%
• Current HPI: 265.9301
• Rent YoY: —
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+158.5% since first listed

9 events — show timeline

• 2026-03-16 Price Changed $129,000 HARMLS
• 2026-01-06 Listed $134,900 HARMLS
• 2017-10-23 Sold (Public Records) — Public Records
• 2017-10-22 Pending — HARMLS
• 2017-10-19 Sold (MLS) — BCBR
• 2017-10-19 Sold (MLS) — HARMLS
• 2017-10-10 Pending — HARMLS
• 2017-09-29 Listed $49,900 HARMLS
• 2017-09-29 Listed $49,900 BCBR

Property tax history

+5.1%/yr

Latest (2025): $2,903 · +18.0% YoY. Source: county tax records.